Debunking landmark misconceptions

The recent landmark designation of the Beth Eden Church, 32nd Ave. and Lowell, set off a flurry of discussion about how landmark designation works in Denver. Barbara Stocklin-Steely, Denver’s principal city planner for landmark preservation, wants communities to understand the process so they can make good decisions about their historic buildings.

“We’re all about community input in preserving a neighborhood’s identity. We’re also geared to helping owners and developers reach their project goals,” Stocklin-Steely said.

She said common misconceptions about historic designation include the notion that the city can veto a future usage of a designated building and that design reviews prevent necessary changes.

“The city has no say over the use of a property nor does it want to,” Stocklin-Steely said.

A designated building is subject to design review by the Landmark Preservation staff before the exterior can be changed. “A landmark design review is like other zoning design standards that need to be met,” said Stocklin-Steely. “The purpose is to ensure that the changes are compatible with the character of the historic property and don’t take away what’s important about it—like removing a tower, or covering up the characteristic building materials. There can be a lot of discussion, a lot of back and forth between property owners and our staff.”

Owners of designated historic structures can make significant changes and updates to their property, according to Andrea Burns, communications director at the city’s Community Planning and Development office.

“Landmark designation will not freeze a property in time,” Burns said. “For us it’s about adaptive reuse—not about pouring amber over a property. It’s finding new ways for commercial use, or adapting for larger families or whatever. We work with each property owner to achieve flexibility while keeping the building’s character. We review 500 building permits in historic districts each year—it’s all about change.”

“We are very efficient compared to most cities,” said Stocklin-Steely. “Our landmark commission meets twice a month, which speeds up submission. More than 80 percent of design-review projects are approved without a hearing by the landmark preservation staff. Small projects might take one week. Only very dramatic changes are difficult to approve.”

Denver’s Landmark Preservation Commission is in the final stages of updating the design guidelines used to preserve key historic features of buildings. “Our main goal is to ensure the guidelines accommodate modern energy efficiency techniques and the latest advances in building construction,” said Burns. “The new guidelines will make it easier to preserve Denver’s treasures.”

With the proposed draft of the new guidelines nearing completion, the city is soliciting input from Denver residents, neighborhood groups, architects, developers and the community at large. To see the draft, go to www.denvergov.org and see Community Planning and Development/LandmarkPreservation/DesignReview. Submit comments related to the draft to landmark@denvergov.org before the July 1 public hearing.

Denver City Council enacted the Denver Landmark ordinance in 1967. The landmark designation program recognizes properties of historical, architectural and geographical importance to the city. To be eligible for designation, a district or structure must meet two of those three designation criteria.

Denver’s Comprehensive Plan for the city’s growth includes goals for historic preservation: “To preserve architectural and design legacies while allowing new ones to evolve.”

“The purpose is to keep Denver’s identity, so that it doesn’t wind up looking just like any other town,” said Stocklin-Steely. “Our ordinance came at a time when a lot of landmarks were being torn down and there arose a national movement to save cities’ unique identities.

“Interestingly, in the 60s some people thought the historic LoDo and Larimer Square buildings were ugly. But they became some of the highest-revenue-generating buildings in the city. Likewise, when the REI building was saved, people were amazed to see it turned from industrial use to retail use.”

Stocklin-Steely said historic buildings are a great investment for developers with a vision for the future.

“Historic buildings attract,” she said. “They are great for businesses that want an identity that is different. Buildings like the Beth Eden Church will attract people because it’s unique. Reused buildings, like a firehouse turned into offices or a church turned to residential, are appealing because of their history and unique architecture.”

“What we’ve learned in the last 40 years is that preserving historic resources leads the way to economic revitalization,” said Annie Levinsky, executive director of Historic Denver. “It’s an opportunity to leverage our historic identity to become a dynamic city.”

Levinsky cautioned against boom cycle thinking, saying that economic fervor in the short term can work against a neighborhood’s continued success. “Neighborhoods can become so popular that we love them to death,” said Levinsky. “There’s so much development pressure on them that they lose their historic character. It’s important to balance economic growth with preserving place and character, to have a mix of the old with the new.”

Successful examples of adaptive reuse in Northwest Denver include designated landmarks Firehouse #7, 3600 Tejon Street, now a hair salon with apartments above; and the Denver Tramway Power Plant, 1416 Platte St., now REI. Non-designated reuse projects that are well done include: Olingers Mortuary to restaurant/retail; Root Down restaurant, 1600 W. 33rd Ave., formerly a gas station; and the mortuary on Federal and 24th, now a dinner mystery theater.

Stocklin-Steely said historic buildings return developers’ investments in both the short- and long term. “Savvy developers will take advantage of federal and state tax credits to complete their projects,” she said.

State tax credits for historic preservation rehabilitation are 20 percent. Under the newly-passed House Bill 14-1311, the tax credit will increase to 25 percent in July, 2015. Federal income tax credits are 10 to 20 percent. Owners of historic properties are also eligible for History Colorado grants, as well as other grants and loans.

In the long term, historic buildings raise property values and hold their value. “Denver’s 2012 assessment data points to property values 12 percent higher on average in locally-designated historic districts compared to adjacent neighborhoods without historic designation,” said Burns.

Stocklin-Steely said, “Denver and national economic studies show that historic buildings hold their value over the long haul and maintain it through boom and bust cycles. Historic buildings appreciate at higher rates than non-historic buildings. And investment in historic neighborhoods is greater, with building permits three times higher. People have confidence in the value of their historic properties and they want to stay.”

She added that historic preservation is sustainable. “The energy was already used to build it—the bricks, the trees and the sidewalk are already there. Saving it means the energy and materials won’t go into a landfill.”

Learn more about historic preservation in Denver and current projects at denvergov.org/landmark and sign up for the email newsletter.Follow @denvercpd.